203 Cottonwood Dr · England, AR 72046

$189,900

3 bd · 2.5 ba · 2,008 sqft · SingleFamily public records · 127 Days on market

Built 1978 0.35 ac lot $95/sqft · at area comps Est $192k · at est.

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Why this score? — see what drove the C- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +15.4/30.0
• Appreciation +10.0/10.0
• ARV discount +8.1/15.0
• DSCR +4.7/10.0
• Livability +3.4/5.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

Great family Home with warm atmosphere. Reasonably priced. Large Great Room. Nice Sunroom for entertainment or to curl up and read. 3 Bedrooms, Office and 2.5 Baths. Call 501-590-7570 for showing. You will like it!

Key facts

• Sunroom
• Great room
• Detached

Tags

• GREAT ROOM
• SUNROOM
• DETACHED

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $74 ($887/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $150k (21.1% below list).
• Recommended offer: $150k (21.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 67/100 on livability (#96 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, crime D-, amenities F.
• England School District (town): math 27% / reading 28% proficiency, ranked #170 of 238 in AR (top 71%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 51 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 185 units permitted in Lonoke County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $20k of equity ($1k loan paydown + $19k appreciation (10.0% local appreciation)).
• Lonoke County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $53k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 127 days — a 12% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,900 (21.1% below list)

Questions for the listing agent

1. It's been on market 127 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.79% ✗
• Cap rate: 6.76%
• Cash-on-cash: 1.67%
• DSCR: 1.07
• GRM: 10.6

CMA / ARV

• ARV (median comp): $192,457
• List price: $189,900
• Delta: -1.33%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
203 Cottonwood Dr	0.00mi	3/2.5	2,008 (0%)	0mo	$170,000	$85	100
1017 E Nichols	0.34mi	3/3.0	2,024 (+1%)	5mo	$15,500	$8	76
306 Pamela Dr	0.11mi	3/2.5	2,309 (+15%)	11mo	$250,000	$108	61
323 SE 5th St	0.60mi	3/2.0	1,850 (-8%)	6mo	$108,000	$58	52

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.5%
• Equity multiple: 3.03×
• Total profit: $108,029
• Equity at exit: $171,077

10-year hold

• IRR: 22.4%
• Equity multiple: 6.91×
• Total profit: $314,225
• Equity at exit: $368,934

Cash invested: $53,172 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 92 Strongly Landlord-Friendly
• State Arkansas: 92 Strongly Landlord-Friendly · R+14
• County: — inherits STATE
• City: — inherits STATE

Only US state where non-payment is criminal. Strongly landlord-favorable; very few tenant protections.

Methodology + full state rankings →

ZIP-level market 72046

• Home prices YoY: 20.0%
• Active inventory: 51
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,499 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$35 /mo · $424/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $74

Break-even live

Break-even rent $1,405

Max offer price $189,900

Occupancy floor 90%

Sensitivity live

Price	-10% $181	-5% $128	+0% $74	+5% $20	+10% $-34
Rent	-10% $-45	-5% $15	+0% $74	+5% $133	+10% $192
Rate	-1.0pp $170	-0.5pp $122	base $74	+0.5pp $25	+1.0pp $-25

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
303 E Nichols St England, AR	4.0	2.5	3000	$1,499	$0.50	15d	1	0.74mi

Listing history 7 events

1. 2026-06-01
   status $189,900 Under Contract 127 DOM
2. 2026-06-01
   days on market $189,900 Active 127 DOM
3. 2026-05-31
   days on market $189,900 Active 126 DOM
4. 2026-05-31
   days on market $189,900 Active 125 DOM
5. 2026-02-04
   status Back on Market 214-char remark

   Show marketing remark (214 chars)

   Great family Home with warm atmosphere. Reasonably priced. Large Great Room. Nice Sunroom for entertainment or to curl up and read. 3 Bedrooms, Office and 2.5 Baths. Call 501-590-7570 for showing. You will like it!

6. 2026-01-13
   historical 214-char remark

   Show marketing remark (214 chars)

   Great family Home with warm atmosphere. Reasonably priced. Large Great Room. Nice Sunroom for entertainment or to curl up and read. 3 Bedrooms, Office and 2.5 Baths. Call 501-590-7570 for showing. You will like it!

7. 2026-01-02
   listed $189,900 New Listing 214-char remark

   Show marketing remark (214 chars)

   Great family Home with warm atmosphere. Reasonably priced. Large Great Room. Nice Sunroom for entertainment or to curl up and read. 3 Bedrooms, Office and 2.5 Baths. Call 501-590-7570 for showing. You will like it!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast AR · Resets to sale price

• Current annual tax: $424 · $35/mo
• Projected year-2 tax: $1,215 · $101/mo
• Expected delta: +$791/yr (+$66/mo · 186.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,988
• − Mortgage interest: −$10,637
• − Property taxes: −$424
• − Insurance: −$950
• − Repairs & maintenance: −$1,439
• − Management: −$1,439
• − Depreciation: −$5,524
• Taxable loss: −$2,425
• Est. tax savings @ 24.0%: +$582
• After-tax cash flow: $1,469/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: England School District
• NCES district ID: 0505850
• Math proficiency: 27% ▼ -7.00%
• Reading proficiency: 28% ▼ -2.00%
• Median HH income: $36,807
• Composite: 22.87/100
• National rank: #8006
• State rank: #170 of 238 in AR

Livability — England

• Score: 67/100
• State rank: #96
• US rank: #10256

Category grades

Amenities F Commute F Cost of living A+ Crime D- Employment F Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: England, AR
• Population (ZIP): 4,128

Population outlook (Lonoke County) Hauer SSP2

• Today (2025): 78,072 people
• By 2030: 80,673 · +3.3%
• By 2040: 84,977 · +8.8%
• By 2050: 87,778 · +12.4%
• By 2075: 91,398 · +17.1%
• By 2100: 87,858 · +12.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Black 20% Hispanic / Latino 6% Two or more races 5%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 4% Serbian 1% Italian 1%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Spanish 7%

Political lean MEDSL · Lonoke

• 2024 margin: Solid R (+53.7) · D 22.2% · R 75.8% · Other 2.0%
• 2008→2024 swing: -6.2pp toward R · 2008: -47.5pp · 2024: -53.7pp
• All cycles: 2024: R+53.7 2020: R+52.8 2016: R+53.3 2012: R+50.9 2008: R+47.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 33.41%
• Current HPI: 200.75
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.80%
• F500 in state: 10

Industry mix (Fortune 500 HQ in AR)

Industry	F500 HQs	Revenue
▸Retail	1	$681B
▸Food / Agriculture	1	$53B
▸Retail / Energy	1	$22B
▸Transportation / Logistics	1	$12B
▸Energy	1	$4B

Price history

3 events — show timeline

• 2026-02-04 Relisted — CARMLS
• 2026-01-13 Listing Removed — CARMLS
• 2026-01-02 Listed $189,900 CARMLS

Property tax history

-2.6%/yr

Latest (2025): $424 · -19.1% YoY. Source: county tax records.